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Property profile & analytics
OFF-MARKET
Estimated value
$39,325,000
Sports & entertainment properties
700 Swedesford Rd, Wayne, PA 19087
Entity Owned
4-yr Hold
Free & Clear
Property ID
US73-2473537
Property profile
Verified
Property type
Sports & entertainment properties
Use group
RECREATIONAL, ENTERTAINMENT
Year built
2017
Total area
129,162 SF
Lot
14.53 ac (632,840 SF)
Zoning code
P
APN
4306F00070000
UPID
US73-2473537
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
LifeClinic Chiropractic & Rehabilitation - King of Prussia, PA Alternative Medicine Practice
-
Dr. Kyle Naylor - Philadelphia Mainline Chiropractor & Rehab Specialist Alternative Medicine Practice
-
Life Time Gym & Fitness Center
-
LifeSpa Hair Salon
-
Lifeline High School
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$38.24M
Blend (final)
Blend
$39.33M
Owner & transaction history
Healthy Way Of Life Xv LLC · 4 yrs held
Healthy Way Of Life Xv LLC
since 2021
Last sale
$42.0M
7 recorded transactions
Zoning & alternative use
P · Wayne, PA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$27.9M
+14.6%
Auto repair, garage
$27.6M
+13.1%
Office building
$27.2M
+11.4%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Wayne submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Wayne submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
$54,155,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RECREATIONAL/ENTERTAINMENT (GENERAL)
$24,390,000
Current use
RESTAURANT
$27,940,000
Change: +15% · Conversion: Difficult
AUTO REPAIR, GARAGE
$27,595,000
Change: +13% · Conversion: Difficult
OFFICE BUILDING
$27,180,000
Change: +11% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$24,520,000
Change: +1% · Conversion: Difficult
Blend value · Realmo final
$39.33M
Range $35.39M – $43.26M · ±10% · vs last sale $42.00M (Oct 6 2021)
Last sale anchor
$42.00M
Oct 6 2021
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$304 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$498,935
Tax year 2024
Assessed value
$14,164,820
Assessed 2024
Previous assessed
$14,164,820
+0.0% YoY
Effective rate
3.52%
On assessed value
Assessed land
$1,144,800
Assessed improvement
$13,020,020
Land market value
$1,144,800
Improvement market value
$14,151,550
Total market value
$15,296,350
Applied tax rate
43.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Sports & entertainment properties
Use group
RECREATIONAL, ENTERTAINMENT
Status
Off-Market
Year built
2017
Heating
FORCED AIR
Cooling
CENTRAL
Total area
129,162 SF
Lot
14.53 ac (632,840 SF)
Zoning code
P
APN
4306F00070000
UPID
US73-2473537
Jurisdiction
CHESTER
Metro division
PHILADELPHIA, PA METROPOLITAN DIVISION
Zoning & alternative use
P · Wayne, PA
Zoning P · permitted uses
P · Wayne, PA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Wayne. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RECREATIONAL/ENTERTAINMENT (GENERAL) Current
Est. value
$24.4M
RESTAURANT
Est. value
$27.9M
AUTO REPAIR, GARAGE
Est. value
$27.6M
OFFICE BUILDING
Est. value
$27.2M
APARTMENT HOUSE (5+ UNITS)
Est. value
$24.5M
RECREATIONAL/ENTERTAINMENT (GENERAL) Current
RESTAURANT
AUTO REPAIR, GARAGE
OFFICE BUILDING
APARTMENT HOUSE (5+ UNITS)
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
2017
Heating
FORCED AIR
Cooling
Yes
Lot
14.53 ac
Current owner
From public records · entity-resolved
Healthy Way Of Life Xv LLC
Entity
Free & Clear · 4 yrs held
Mailing address
18 E 50TH ST FL, NEW YORK, NY 10022-6817
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 30, 2025
—
Swedesford Road Developer LLC
—
Deed
related
$55,000,000 · 750 Swedesford Road Lender 1 LLC
Jan 23, 2023
—
Lt Kop I LLC
—
Deed
related
$21,000 · Vast Bank NA
Oct 6, 2021
$47,168,851
Healthy Way Of Life Xv LLC
Lt Kop I LLC
Lease
—
Oct 4, 2021
$42,000,000
Lt Kop I LLC
Ltf Real Estate Company INC
Special Warranty Deed
—
Jul 3, 2019
—
Ltf Real Estate Company INC
—
Deed
related
$3,220,000 · Deutsche Bank National Trust Co
Jun 29, 2016
$3,500,000
Ece I LLC
Ltf Real Estate Co INC
Grant Deed
—
Dec 4, 2015
$6,675,000
Ltf Real Estate Co INC
Certainteed Corp
Grant Deed
—
Oct 5, 2000
—
Department Of Transportation
Certain Teed Corp
Grant Deed
related
—
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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